a comprehensive guide to kitec plumbing …cdckitec.com/wp-content/uploads/2017/11/kitec...2...

A Comprehensive Guide to Kitec Plumbing Replacement in your Condominium Highrise Buildingor Townhome Complex.

Canadian Design & Construction Inc. | 1.888.992.4232 | [email protected] | www.cdckitec.ca2

Lately, there has been a lot of noise and confusion in the condo industry around the issue of replacing Kitec plumbing. The topic is growing in prominence in trade publications, at seminars and conferences, and through the grapevine in general.

In many ways the Kitec issue is unique, impacting all stakeholders from property managers, owners, and tenants, to corporations, Boards, engineers, contractors, and insurers.

What is unprecedented is how the Board is getting involved in areas beyond their general scope, crossing into privately owned units. Kitec was primarily installed in individual units (though found in common facilities also), yet, failure of the plumbing can affect common areas , and neighbouring suites, in a significant way. Property owners must work together with the Condominium Board to learn the facts, and make a decision together on the best course of action for remediation.

We at Canadian Design and Construction Inc. (CDC) put this guide together to help you make a decision on your course of action.

Canadian Design & Construction Inc. | 1.888.992.4232 | [email protected] | www.cdckitec.ca 3

Kitec plumbing consists of flexible aluminum pipe between an inner and outer layer of plastic pipe (PEX Pipe), together with brass fittings. Marketed as a cheaper, corrosion-resistant and easy-to-install alternative to copper, Kitec was sold between 1995 and 2007 for potable water, in-floor, and hot-water base-board heating systems. The brand name is stamped on the piping itself, which is easy to identify: coloured orange or red for hot water and blue for cold. They can be found in kitchens, laundry areas and bathrooms. If your building was constructed during this time period, there is a very high probability that Kitec plumbing is used in your building’s units.

Kitec system means all of, whether as components, individual parts, or as a system, PEX- AL-PEX, PE-AL- PE, PERT-manufactured by or on behalf of IPEX (Shall mean IPEX Inc. and IPEX USA LLC and its predeces-sor IPEX USA Inc., and IPEX Distribution Inc.).

They were sold under the various names – Kitec, Plumb-Better, IPEX, AQUA, Warmrite, Kitec XPA, AmbioCom-fort, XPA, KERR Controls, Plomberie, Amelioree, or otherwise. They were CSA Approved.

Kitec plumbing systems have been shown to fail in two ways: the pipes can rupture and the brass fittings can deteriorate (due to dezincification). Both issues get worse with time, leading some experts to assert that failure is not a matter of “if” but of “when”. Remedia-tion is the recommended course of action in order to prevent damage, by removal and disconnection of Kitec fittings and pipe, and replacing them with new plumbing (Uponor ProPEX® - a systems).

Pipe Rupture: Kitec was certified to run at a maximum temperature of 180 oF / 82.2 oC Celsius. A typical hot water boiler is set at a high of 170 oF / 77o C. In cases where coils that heat the water off of the main boiler degrade and reduce water temperature, some homeowners increase temperature of the hot water system past what it was designed to handle, causing the piping to disintegrate.

In condominiums, running the hot water system at too high of a temperature will cumulatively contribute to this problem over time.

Dark spots and/or blisters may form on the piping. Other signs of damage can be seen as well.

In addition, when working with potable water supplies, chlorine is present to disinfect the water supply. Chlo-rine can cause oxidation on the inner wall of the pipe

Brass Fittings Failure through Dezincification: Kitec fittings are made of brass. Brass is a metal alloy made of copper and zinc. An alloy is a mixture of metals or a mixture of a metal and another element. Varying the proportions of copper and zinc can create a range of brasses with varying properties.

Alloys are used in a wide variety of applications. In some cases, a combination of metals may reduce the overall cost of the material as it did with Kitec fittings. In other cases, the combination of metals imparts syner-gistic properties to the constituent metal elements, such

Kitec Plumbing: Product Description and Background The Kitec Problem

Signs of dezincification (and early failure) are visible in these fittings (section removed from a South

Toronto Building)


You can’t put the genie back in the bottle.

As is stated in the Condo Act, once made known to the condo corpora-tion, the presence of a material such as Kitec plumbing in the units should be considered a material change and must be declared on a building’s Status Certificate / disclosure state-ment. Understandably, it becomes the goal of most Condo Boards to start a conversation around the best course of action and rectify this as soon as possible, since the presence of Kitec affects everything from insurance premiums to resale values for property owners because of the risk it poses.

The real possibility of a water escape incident from rupture, potentially leading to property damage or injury

Miller Thompson Law, in their online legal guide, have outlined two scenarios in which the Condominium Corporation will fall:

1. The “Imminent Danger” Corporation: While unfortunate, the scenario that is easier to deal with is the corporation in which there has been a KITEC failure or where expert plumbing/engineering advice reveals that there are signs that failure is imminent. For these corporations, there is reasonable evidence to suggest that the KITEC in both the common elements and the units should be replaced, preferably by one contractor retained by the corporation, to ensure consistency. The unit repairs would be billed to the unit owners. The existence of KITEC and replacement efforts should be reflected in paragraph 12 of the Status Certificate until the replacement project is complete.

2. The “Wait-and-See” Corporation: What about cases where a corpo-ration has learned that its building contains Kitec plumbing but has no reason to believe it is at imminent risk (beyond the general knowledge of Kitec’s flaws)? This is the more difficult situation. The Board is left to balance the competing interests of protecting the Corporation from li-ability for an incident arising from a Kitec-related leak versus not causing undue alarm (and the related fear of decreased saleability) by disclosing Kitec on the Status Certificate even though there has never been a leak. A corporation cannot favour resale prices over complying with the Condominium Act in failing to

In 2004, Ipex recalled the brass fittings in Canada. In the United States, the manufacturer ceased production of the plumbing system in 2007 when problems became known. There was no formal government recall of the material.

In the GTA, a building boom during the “Kitec Period” of both single family dwellings and condominium buildings means that Kitec plumbing is extremely common. Yet we are only seeing the very tip of the iceberg in terms of awareness of its problems, and we can observe how replacement is playing out as condominium boards choose their path to remediation. So what are Condominium corporations doing?

Time is (not) on your side.

History & where we are now

as corrosion resistance or mechanical strength. In the case of Kitec fittings, the high composition of zinc, while enabling the product to be cheaper to cast due to increased malleability, unfortunately makes the product weaker as the zinc component leaches out over time with exposure to potable water. This results in a fragile, porous fitting that is expected to handle water under pressure, continually weakening over time.

from scalding, is a scenario everyone would avoid. Adding to the urgency of the matter, catastrophic damage to several units, mechanical systems, or common areas can occur. Even a small, dripping leak can lead to mould and mildew growth. The likelihood increases as time passes due to the deterioration of the materials.

The presence of Kitec in the building’s status certificate can affect insurance premiums, or worse: it can lead to denial of coverage if an incident occurs, and coverage may not be reinstated until the problem has been remediated. It has also been shown to lower property values, and word is getting around. We are seeing increas-ing awareness and concern about Kitec Pipe in the the general population, spurred on by its discovery during home inspections when properties go on the market.

“...the presence of Kitec affects everything from insurance premiums to resale values for property owners...”


Most legal experts have concluded that the builders who installed the plumbing are not responsible. Given that they were using a CSA-approved material and approved installation techniques at the time of construction, they did

Liability - Who is responsible?

• Mould growth

• Damage to property

• Injury from scalding

• Damage to

neighbouring units due to water escape

• Damage to common elements, mechanical systems

Kitec Failure Risks

“ We are only seeing the very tip of the iceberg in terms of awareness.”

disclose circumstances, which may result in an increase in common expenses. Therefore, in most instances, a building that contains KITEC plumbing ought to disclose this fact in status certificates. Alternatively, if sufficient support can be attained, a building in this situation may opt to replace its KITEC prophylactically so as to remove any mention from its status certificate. There are no easy answers.

While there is a real effect on proper-ty values as a result of the presence of Kitec plumbing, a corporation cannot favour resale prices over complying with the Condominium Act in failing to disclose circumstances, which may result in an increase in common ex-penses. Therefore, in most instances, a building that contains Kitec plumb-ing is compelled to disclose this fact. A building in this situation may opt to replace its KITEC prophylactically so as to remove any mention of it, and that is the course of action we are beginning to see in the GTA.

nothing wrong. Kitec was the most popular, and most commonly used material for its purpose, and there was no way for builders to know that the product was faulty. Once it became public knowledge, its use was halted. To successfully make a claim with a builder, one would have to show that they knowingly installed faulty piping, and in actuality there was no formal recall.

Almost all builders stopped using Kitec piping around 2007, when the manufacturer announced that failure was seen to occur and was suspected to be due to their faulty products.

Most critically, Kitec plumbing systems are installed decisively within the boundaries of the individual units (they are connected in each unit to the main risers). So the Declarations and Condo Act assigns the responsibility for the cost to replace the plumbing systems entirely with the property owner.

In 2011, a settlement sum of USD $125 million was set up to compensate homeowners, who are encouraged to file a claim before the cut off date in 2020. They can access claim forms and up-to-date information on the website www.kitecsettlement.com.

So, the homeowner pays?Yes, for the most part.Due to the fact that potable water systems using Kitec are only used to deliver water in the units themselves, they mostly do not fall under the common area of the building. The cost responsibility falls on the owner.

Kitec plumbing systems within the suite boundaries does not qualify as an expenditure from the reserve fund.

The reserve fund can only be utilized for major repair and replacement of the Common Elements only. Some Kitec is present in common facilities in high rise buildings, and it can be present between units in certain styles of townhomes as well. In these zones, the corporation can pay for remediation .

“...there was no way for builders to know that the product was faulty.”


Recommended replacement material Uponor Aqua PEX®

Since its introduction to the North American market more than 40 years ago, crosslinked polyethylene, or PEX, has continually gained ground on rigid copper and CPVC systems due to its superior flexibility, durability and stable cost characteristics.

Uponor PEX plumbing systems, featuring the ProPEX® expansion fitting system, is the first choice for installers, homebuilders and home-owners looking for a product that will provide consistent reliability and

The new Uponor PEX® expansion fitting system, installed with proprietary expansion tools, ensures no corrosion or leaks at joints

performance.

If you are wondering about the reliability of this new generation of piping that is a similar concept to Kitec, you should note that the standards for pipes and fittings have increased dramatically in the last 10 years in Canada. Kitec materials simply would not be approved for use today as they would not meet current standards. You can feel confident that, while you will still be using a flexible piping material, the state-of-the-art

expansion fitting system (without brass), uses the natural molecular properties of a cross-linking technology that has been shown to demonstrate a uniform, more flexible product with no weak links in the molecular chain. (We will be happy to supply additional infor-mation about the Uponor product should you request it, as well as a demonstration of how the fittting and tool system work).


5 Steps to Remediation: A Best Practice Guide

Working with your Condo Board and all stakeholders from the early stages will result in a successful remediation project.

1. Stop, Look, and Listen (Start with the facts).

Discovery Alert - The process kicks off upon discovery of Kitec plumbing in your building. To determine the presence of Kitec in suites, you can look under kitchen sinks or bathroom vanities, where the pipe and/or fitting exit the wall. There might be a metal access panel where the main shut off/isolation valves are located. The blue and red (or orange) pipes may be seen branching off for laundry, kitchen, tub and shower. In general, the brand is seen stamped on the fittings and/or piping, as shown on this page. It is at this point you will need to consult with the Board about next steps. Due to the unprecedented nature and uncertainties of the issues presented, it is imperative to work with these and other professionals and understand the advisory roles they play in these early stages:

Mechanical Engineer - Once Kitec plumbing is on the Board’s radar, a mechanical engineer should be involved in the process. From revealing its presence, to explaining the risk to common areas and understanding how it interacts with the building’s mechanical systems, to approving and working with contractors to carry out the remediation, your engineer can be a trusted and reliable ally. The engineer can provide technical floorplans and specs to bidding contractors during the tender process.

The engineer, often working with a contractor specializing in Kitec removal, will officially verify the

presence of Kitec in a few sample units and common areas. They will also prepare 1. A report showing the layouts of the individual units, and 2. An assessment of the mechanical systems and how they would be affected should there be a water escape incident of minor or major scale.

Should the Board take the next step, the engineer is also expected to run and manage the tender process, vetting contractors and presenting a summary of the top choices, comparing key areas and costs, and breaking down base costs, plus extras. They will then present their findings and recommendations to the board. The egineer can also play a valuable role in facilitating key meetings between various contactors and the board.

If retained for the project, the engineer approves all permits and signs off on work should the remediation be carried out by the approved contractor. They can also prepare and submit permits en masse, saving the homeowner substantial costs over applying individually.

Legal Professional - After you notify your Board, the next call should be to your building’s solicitor. A lawyer will be able to advise you on matters of responsibility and liability, research prior cases, and help you to advise your Board and homeowners.

Accountant/Auditor - Since water escape in individual suites can impact the common areas, your


by project.

There are a few different ways, but certainly a preferred way to carry out the plumbing replacement of each unit in the entire building’s potable water plumbing systems. Your lawyer, insurance broker and auditor can arm you with information, but the contractor and engineer should be consulted for the most thorough and custom-tailored consultation. As the Kitec issue is relatively new and unprecedented, new scenarios are presenting themselves, and you can benefit from up-to-date knowledge. Being informed will help you to make the best decision for your building.

2. Host a Town Hall discussion. Communicate like a pro, by inviting the pros. An owners’ meeting will need to take place, ideally with a presentation by the Board. Consider hiring a facilitator in addition to having a legal representative, the engineer and a Kitec replacement specialist (a contractor, even if you haven’t selected one), to ensure that the discussion is fair and effective

auditor may approve or recommend expensing some of the costs, such as security personnel (to monitor suites during the replacement), project management, and engineer certification of the units. Your lawyer can also advise on the matter. This can reduce the cost burden on the unit owners. For this reason it is wise to involve your accounting professional from an early stage.

The Corporation’s Insurance Broker Understanding all the variables that can affect the building’s and unit owner’s insurance premiums will be important. Insurance will not be denied if Kitec is present, however it is advised that the risk be mitigated because a damage claim can affect premiums and future coverage eligibility. From the insurers’ point of view, Kitec’s presence poses real risk of loss.

Encourage homeowners to contact their own insurance brokers so coverage can be adjusted as needed. Once remediated, the insurance providers will need to be notified again.

Selecting an Engineer The engineer you choose ideally has experience in Kitec investigation, the tendering process, determining the scope of work, and managing a project of an appropriate scale. Ask for references and their credentials. A contractor like CDC who has worked with different engineers on Kitec replacement jobs can be a helpful resource in guiding you to someone who has excelled in this area and has the right expertise. Your ideal candidate has executed a previous RFT (Request for Tender) for a similar project. Carefully compare and review costs both per suites and

while sharing key information with unit owners. Preparation and collection of relevant facts is the key to a successful meeting.

We can’t emphasize enough how important it will be to be prepared for communication with residents, including understandable backlash from the community. Research and prior consultation will help you to anticipate questions such as:

• “Why did the builder install faulty products?”

• “Can I use the plumber/contractor of my choice?”

• “Why can’t the replacement cost come from the reserve fund?”

• “Why does the board does not take legal action against the builder to recover the cost?

• “What if I want to opt out?”

(CDC can help you with this meeting, so you can anticipate the great range of concerns and queries we have seen so far). If all goes well, homeowners will feel they have been given all the facts, been treated fairly, and agree togther that they must do what is in the best interest of their community.

Communication, Communication, Communication! There is a lot of information to learn, and clarity will go a long way to build suppot.


Model 1:Hands Off

What it Means: Leave it up to the individual unit owners to secure their own contractors to do the job, and simply ask that they provide a certificate that the work was done.

Pros: • Carries virtually no administration costs for

project management, and offers free choice to each homeowner so they feel empowered and can control their costs and their own schedule.

• Property managers theoretically will carry on as normal, unencumbered by the many tasks involved in managing the project.

• No responsibility of collecting the money from each homeowner or for the corporation to get involved financially.

Cons: • Many of different contractors coming into

the building with differing standards of work, unknown experience with Kitec pipe or familiarity with the recommended replacement product (Uponor PEXa).

• Someone representing the corporation, ideally the

property manager, will be vetting companies for experience, certification, licenses, insurance etc...a time-consuming undertaking.

• Flood risk due in part to lack of coordination of replacing a faulty ball valve and riser shut off/on.

• Engineers will likely not approve work done by an outside contractor. The corporation can never be certain of what is inside the walls, once sealed. Catastrophic events are possible, and as the building’s manager, you would never know if or when or from which unit something could happen.

• There’s no guarantee that the homeowner will work with someone who will secure city permits.

• Even though technically Kitec replacement falls within the parameters of unit owners’ responsibility, without the oversight of an experienced engineer it is very difficult to establish the scope of work involved.

• Inconsistent records and lack of professional oversight can create a dispute during a future sale, affecting the status certificate.

• Perhaps most distressing about this model is ensuring that each and every unit owner voluntarily complies will be very challenging, and if deadlines are not adhered to then the presence of Kitec will remain on the status certificate indefinitely, hanging over the manager and Board and all the residents, for years or possibly forever. The effects can be very damaging on the community and goodwill will be hugely diminished. Insurance rates will rise.

• To avoid this scenario, the manager would have to enforce deadlines and follow up with each resident, and can end up dealing with more work and hassle than what they were trying to avoid in the first place.

3. Select a Project Model

The corporation and residents have some choices in how to move forward. The options really come down to two types of agreements:

1. A contract between the contractor and each homeowner (Two scenarios - Hands Off and Arms Reach)

2. A CCDC Contract between the Corporation and the contractor. (Bulk Replacement)

Let’s explore them in practical terms here:


Model 2:Arm’s Reach

What it Means:

Put out a tender for multiple companies, and have the engineer present the top choices after vetting all qualifications and meeting the complex or building’s criteria. Each contractor will present their own scope of work pertaining to the building’s mechanical blueprints. Owners can choose which one they prefer from 2 or 3 contractors based on their preferences, and agree to comply by a deadline.

Pros:

• Homeowners can select from a range of pricing and customize their solution.

• Engineer organizes the scope of work

• Contractors are trustworthy

Model 1 Case Study:

Building X notified the owners that they had to comply with replacement by a given date, yet provided no recommendations, oversight, scope of work and material recommendations for contrac-tors to use.

Unit owners selected their own contractors based on referrals or internet search (Many times price is the top consideration).

One unit owner in building X hired a company advertising themselves as Kitec replacement spe-cialist plumbers. After completion, the building’s manager did not verify independently that the work was done correctly, or under the supervision of an Uponor-certified replacement specialist. The credentials of the plumber were never checked. The pipes burst in the unit, causing a major water escape incident, which led to damage in neigh-bouring units.

Model 2 Observations

Experience has shown that while in theory this option provides the best of both worlds, in prac-tice, few residents proactively move forward and comply by the time the deadline approaches.

Individual contracts with the homeowners make scheduling complicated when a contractor has to work on one unit here, and one there. The cost is still less than a one-off, however still significantly higher for the homeowner than doing Model 3.

• Theoretically, a limited amount of work for the property manager.

• Different schedules can be worked out with more flexibility.

• The homeowner still gets a negotiated bulk price which will save some money.

• No responsibility of collecting the money from each homeowner or for the corporation to get involved financially.

Cons:

• Board now has to approve multiple contractors.

• Most reputable contractors will not agree to this model due to too many variables, which will affect their ability to complete the work.

• Collecting payment is now up to the contractors, and those who would agree to work this way will doubtless add large financial management fees to the cost per unit.

• Savings realized will be limited due to the lack of certainty in economy of scale.

• You may have the same compliance issues as in Model 1, where the status certificate will still show Kitec presence for an indefinite time. Contractors would not be liable to ensure completion by a certain date if it is not enforced by the corporation, and the corporation cannot get involved with financial issues, since the contract is not with the corporation but with the homeowner.


Case Study:

Corporation Y chose a contractor based on bulk price, engineer recommendation and referrals. The Board held meetings with all stakeholders and communicated effectively with the homeowners through an information package and an owners’ meeting to let them know what was decided. The replacement project started from the top-floor units.

The company was ultimately chosen because of the way it presented their pricing options - bulkhead construction and other items were included for no extra charge, something the engineer had pointed out during the tender process.

As issues came up for homeowners, the property manager served as a point of contact for them and the contractors were able to complete their jobs on schedule.

Additionally, because the Board chose a company familiar with interior finishes and renovations, the homeowners were able to make separate contracts in order to update their units, which improved overall goodwill toward the corporation.

Model 3: Hands On - Bulk Replacement

What It Means:

After gathering estimates through the tender process, the condo corporation selects one contractor to do a wholesale replacement of all the units in the building. The management team administers and manages the project, paying the contractor and collecting the money from each unit owner. They can offer a carefully structured opt-out option for homeowners who make other arrangements within specific deadline parameters.

Pros:

• The process is simpler, with only one known and vetted contractor to deal with.

• The homeowners get a negotiated, bulk price, and deal only with the management office, who is familiar to them.

• There is greater control over the whole process and one main contractor is accountable, closely managed by your engineer.

• The job will get done by a target date. The schedule will be managed and all residents will be in the same boat. The disruption to daily life is minimized.

• Whether in a highrise or townhome complex, the sooner construction crews can be out of the area, the better for residents.

• The most efficient of the three models.

Cons:

• If the Board chooses a company that is strictly a plumbing contractor, they won’t work hard to please the homeowners. They may not address anything outside their scope of work. In this case, homeowners have no option to make improvements or discuss anything with the workers in their homes.

• If property managers don’t arrange to delegate tasks, their workload is increased for several months as they must manage financial and other responsibilities, in addition to their day-to-day affairs.

• The costs of creating a bulkhead in the units, which is often necessary to conceal pipes running under concrete ceiling, are sometimes not included in the initial quotation. If these and other extras are not carefully itemized separately from the base cost, this can lead to an unpleasant surprise when the homeowner receives the final invoice.

• Lastly, the opt-out option creates scenarios similar to the ones in Model 1.


Tile has to be carefully cut and removed to access plumbing behind the shower wall. There are options for re-tiling the areas, including replacing the existing tile, or, as shown here,

installing new mosaic tiling. Some contractors offer to install a metal shower plate.

Ask the contractory and the engineer if it is necessary to build a bulkhead to house the new piping in the case where Kitec piping is not removable from a concrete ceiling. Find out

what the cost will be, and what materials they will use.

So, what’s the best way to go?

All models and options ought to be explored so all parties have been adequately prepared, but in our experience, it has become clear that Model 3, (bulk replacement through a CCDC contract) through a tender, will ultimately deliver the highest value for all stakeholders. This model facilitates the most organized approach, and the most efficient way to attain the goal of making the building Kitec-free.

It is tempting to think of the reme-diation process as a plumbing job, but given the inconvenience of the situation and its potential impacts on living spaces, and thus the relationship between the different stakeholders of your condo community, it is import-ant to think from the homeowner’s perspective. Leveraging goodwill can go a long way towards success for the Board. In our experience, the vast majority of issues that come up are to do with interior finishing.

At the end of the day, the Board and management understand their communities best and should make decisions in the best interest of the corporation.

Here are some more tips should you decide to go with this recommended approach:

• In the tender, request that the contractor provide the full scope of work involved in the project (Basic / Standard). Get references for similar previous building projects.

• Open-ended costing brings uncertainty. Request the contractors to spell out what is included and what costs extra. A no-surprises, final invoice closest to the initial net price will bring

peace of mind and confidence to the homeowners. Some extras can include :

• Look for a contractor with capabilities for reno and proper finishing, since mechanical service providers make up a good portion of Kitec replacement contractors.

• Tiles in the washroom - what is the procedure if tiles are broken? Will they be replaced with metal plates or tile?

• The creation of a bulkhead (if required).

• Paint - will they match the existing colour or be covered with builder white? (CDC will match up to two colours).

• New Laundry Hoses - are they included and what type?

Also, if the finishing crew is subcontracted, you might want to gather more information about that.

• Ask about certification in Uponor installation. Specific training is required to supervise plumbing trades. Without these, Uponor will not issue a 25-year manufacturer’s warranty.

• Ask to see their insurance policy, WSIB clearance document, license to work on plumbing in your city, and if they will secure bonding should you require it.

• Beware a contractor who promises a quote without having looked in detail at a unit.

• Find someone who understands the Condo Board procedures.


4. Time to Move Forward - Let’s Begin!

Once a plan/model for remediation is selected, it will benefit the condo corp, the board, and all owners to stay proactively engaged in a positive way throughout the entire process. Ideally you have selected a contractor who understands the condominium community; this will go a long way to ensure a smooth transition during a trying time, when tensions can rise and misunderstandings can occur.

The logistics of this project necessitate a dedicated point of contact between residents and the contractor, often the property manager or their assistant. This person acts as a conduit between contractors, engineer and homeown-ers. Should issues come up, residents should speak to this manager rather than tradespeople or the contractor, for efficiency. It is highly recommended that the property manager secure an assistant for this role as it is a limit-ed-term engagement and should be treated as a project outside of regular management duties.

Now would be a good time to have a meeting with team leads from all parties - Property Manager, Engineer, Contractor, Board Members, superin-tendent - to go over the workflow. Your contractor should provide a schedule covering the entire building (Top floor, down works best) now that they are familiar with the floorplan.

Also critical at this time is to deter-mine a fair and objective financial structure for the duration of the project. A fair schedule and payment model will ensure trust and account-ability among all parties.

Sample Payment Scenarios• After bulk pricing has been established and contracts have

been signed (all-inclusive, fixed pricing was agreed upon), the Corporation collects money from homeowners, then pays the contractor according to a regular payment schedule, ensuring all materials and trades are paid without delays (normally monthly).

• The contractor presents invoices to the designated leads for the project (the engineer and property manager).

• Any homeowners who “Opt Out” will not access bulk pricing, and will need to comply by a fixed deadline.

• If the contract is between the contractor and homeowners, the contactor will likely begin work only when the majority (50% or more) of the funds are collected. Note, it is not legal to provide the registry of residents to a contractor, so this presents a barrier to collection. Also, if the contractor is collecting a significant amount of cash before starting, there is no guarantee that the contractor will follow through.

What does the process look like?Some buildings can present unique challenges. It is important to note that not all units are the same in how the plumbing was installed. In addition, townhomes can present their own configurations. But in general, here is what is involved in remediation for a typical highrise remediation workflow, starting from the top floor:

Number of units to start per day: 3-4

Days to completion per unit : 5

At any given time, once the process has begun, you can expect 12 to 16 units to be undergoing various phases.

Day one - First 4 units opened and prepared.

• Cover flooring in hallway with appropriate runner (depending on whether tile or carpet)

• Pre-inspection: Existing condition of the unit may be documented at this point with notes or photographs. If there is damage existing in the hallways or common areas this will be documented as well.


Day One, Cont’d

• Cover the non-work area and protect the work area with drop sheeting (remains in place for duration of the replacement - 3-5 days)

• Shut off water for the suite.

• Cut open drywall as needed to access risers and water piping. Cut out required tiles in shower or bath. Dust will be reasonably controlled.

• Replace all manifolds, and replace hot and cold water Kitec piping with ½” Uponor Pex A pipes & Uponor ProPEX® connectors serving the kitchen, laundry & washrooms. If Kitec piping cannot be removed from the ceiling, a bulkhead will house the new piping across the unit.

• Replace the flexible hose connectors (if required).

• Replace fixture isolation valves (if required).

• Retain and tag samples of the removed hot and cold Kitec plumbing from each suite. Document the number of fitting components and amount of material removed for each suite, along with the retatained sample, in order to provide to the home owner upon request.

• Test Water pressure. Any leaks discovered through testing will be repaired before final inspection and pipe flushing.

DAY 2

Open the next 3-4 units and begin the same process as above. Obtain the engineer’s satisfactory inspection of the previous day’s plumbing work (note, it will seem to residents like workers are not there, but they are in another suite and plumbing must be inspected and tested before finishing team can start).

DAY 3-4

• Restore and patch drywall.

• Repair tile, paint, and wallpaper if possible/required.

• Reconnect and reinstall basin sink, toilet, washer and dryer.

• If required, a bulkhead will be built, of galvanized frame and finishing will be applied to match the existing ceiling.

• Replace toilet and washing machine valves, and replace hoses with braided hoses.

• Where applicable, install shower plate kits.

DAY 5

Remove drop sheets, conduct final checks.

• “Construction cleaning” of suite - affected areas will be vacuumed.

• Workers will remove debris daily and clean area to livable conditions, while leaving drop sheets in place.

Day One, the Hallway is protected with plastic runners

Kitec plumbing being disconnected and removed.

Replacing piping through the access points behind the drywall

Pressure guage tests for leaks when new plumbing is installed


Property Manager’s Responsibilities:

• Coordinate riser shutoff (and arrange for replace-ment of any faulty valves), draining risers, and preparations for emergencies.

• Placement of the dumpster.

• Provision of a storage area (indoors).

• Booking the elevator.

• Parking Passes provided to the team.

• Select on-site security personnel (usually board choice dependent on budget - we recommend one per working floor, usually two per day ongoing)

• Prepare detailed notices to residents (sample includ-ed in the following pages)

• Determine a policy for opt-out and rescheduling. Allowances are made for emergencies, but in gener-al, rescheduling causes major headaches and disrup-tion because work areas are prepared floor by floor. Everyone benefits if everyone sticks to the schedule.

• Communicate expectations to homeowners thoroughly and with clarity. Provide explicit written notices describing day-to-day activites, and instruction on how to prepare the suite.

• A dedicated email should be set up and given to the residents to use for Kitec remediation issues only.

• Determine who, if anyone, will opt out and if that is the case, make arrangements for compliance by the hard deadline for all the other units. Ideally all residents will have 90 days before work starts, to explore all their options.

Board’s Responsibilities

• Approve the replacement schedule

• Approve the financial schedule and arrangements, such as the opt-out policy.

Homewners’ responsibilities:

• Cover and remove valuables - Drywall cutting and wall sanding will cause fine dust to be airborne in the suite and will take some days to settle. Anything they don’t want dust to settle on should be moved to secured and covered area (most of the time there will be one bedroom that can be closed off). Trades will not be responsible for protecting loose items.

• Wrap soft furnishings with sheets or blankets

• Empty closet

• Remove wall decor

• Remove all items under the sink ,in the kitchen and bathrooms

• Empty laundry area and coat closet

• Lock up or remove pets for the work day

Contractor’s Responsibilities/ Scope of Work

Here is a sample compiled from various engineer documents, and it is a good summary of what you can expect from your contractor:

1) Furnish and provide all labour, materials, tools and equipment to remove and dispose of existing domestic hot and cold Kitec water piping downstream of header riser) which serves the fixtures, including but not limited to all piping, valves, fittings, flexible hoses, connectors, supply stop valves etc. Supply and install new domestic hot water Uponor piping.

2) Also all cutting, removal of existing finishes, after replacement patching, prime and painting and restore all drywalls, ceiling finishes that are removed as required to perform the replacement work.

3) Base bid paint finish level is prime and paint with standard unit original builders paint (typically White or bone).

Who is responsible for what?


4) Some disconnected Kitec domestic water supply pipes may be abandoned in walls if cannot be pulled out.

5) Replacement of existing manifold with Uponor / Copper manifold.

6) Replacement of flexible toilet hose connector with steel braided hoses.

7) Replacement of isolation/stop valves at fixture (kitchen, washrooms).

Additional items over and above standard scope of work

1) Provide access doors (minimum 8” x 8”) for concealed valve, if found missing on-site or deemed to be required as determined by engineer.

2) If there are any uncovered openings found on existing walls, patch and cover

wall openings as per engineer’s instructions. (Up to 12” x 12”). Cover with 2

layers 5/8 type “X” drywall for minimum 1 hour fire rating.

3) Replacement of key type partition valves with new 3/4 ‘’ ball valves (Hot & Cold) (If required as determined by engineer).

4) Replacement of unit shut off/isolation valve and installation of new 3/4” ball valves (hot & cold) (If required as determined by engineer).

5) Replacement of existing washer water hoses with steel braided water hoses.

6) Bulkhead if required, including galvanized metal frame, Drywall, prime and paint (Flat white).

7) Supply and install shower plate kit/tiles in washrooms (areas where tiles were removed around fixture to get access).

8) Provide and install new water hammer arresters.

9) Change in pricing for opt-out units.

Common area and common facilities Kitec pipes and recirculation pipes are separately investigated and replaced at the cost of the corporation budget.

Contractors are also expected to provide notice of the work ahead of time.


How to Prepare Your Suitefor Kitec Plumbing Replacement

• Please clear the area to access the kitchen, laundry and washroom(s). If any items that could be damaged are in and around the areas that will need to be accessed or in the hallways/living room and entrances where workers may accidentally brush up against or bump into, these items should be secured ahead of time to avoid any damage to them.

• Please remove all the stuff beneath your kitchen & washroom(s) sinks and on the counter, including shower/tub and toilet area, because there will be dust from drywall and some vibrations while cutting the holes, to ensure there is no damage.

• Please empty laundry area and coat closet or any closet, which shares a wall with the shower or tub faucet wall and the laundry area.

• Please remove all the wall decors, as they may accumulate dust or fall due to vibration.

• Pet owners: Kindly, make some alternate arrangements during working hours. If your pet is present in the suite during the replacement then please secure them in one of your bedrooms and post a note on that bedroom door advising “Pet Inside” so that workers are aware.

• We encourage you to cover any furniture, electronics and anything else in your suite that may be susceptible to dust. As the process generates fine airborne dust during sanding, in spite of best efforts it settles on items.

• Team CDC is responsible for cleaning any debris and/or garbage that is a result of the work, however we are NOT responsible for dusting or cleaning the entire suites when work is complete. Workers will take precautions to keep dust to a minimum, but it is impossible to contain all of it.

• Please secure and wrap all your valuables to avoid any fine airborne dust, as the resident is the best person to secure their belongings. We can’t expect our crew members to remove all the belongings and put somewhere safe.

• Please note: vanities and washing machines will be put back in place on the last day.

Team CDC really appreciates your patience and cooperation!

Sample Notices to Residents


Sample Notice For Individual Unit Residents

Notice of Kitec Plumbing Replacement

Suite #..................................

Dear Resident,

Thanks for giving us the opportunity to perform Kitec Plumbing Replacement at your suite. Please be advised that CDC is starting Kitec Replacement work at your suite on ..................., ........................, 20___.

If you have any pets, kindly make arrangements for them to be elsewhere during the work day. If your pet must be present, please secure them in one of your bedrooms and post a notice on that bedroom door stating “Pet Inside.”

The CDC team will be working in your suite for 5 WORKING DAYS. Between the plumbers and the finishing crew, the project in your unit requires various skilled personnel at different stages. Our CDC Team will be removing the protective plastic sheeting and drop sheets ONLY completion of the job. All debris resulting from the work will be removed daily.

When your suite is completed, the Project Manager or Site Supervisor will inspect the work area to make a note of any issues or remaining deficiencies, which will be resolved in a timely manner. Until that time please make note of any concerns.

Thank you for your cooperation and support!

Sincerely,

Team CDC.


How CDC is your Condo Community Partner

Canadian Design and Construction Inc. (CDC) is a full-service contractor specializing in condominium environments. We understand the unique dynamics of the condo community.

Our team is fully equipped for turn key projects; our own team has worked together time and again, realizing efficiencies that allow us to scale up as needed. With CDC you get more for less, thanks to our systemic approach that we have built up over time, and we pass savings on to you.

You will be working with Uponor-certified and trained pipe installation specialists.

We have worked extensively with condo Boards, engineers and management teams, working side-by-side, remaining fully accessible and accountable throughout the process.

We have up-to-date knowledge of the Condo Act, and we strictly comply with the Ontario High Rise Building Code.

Residents of condominium communities require reassurance that procedures in the building will not be disruptive . We nur-ture a strong rapport with the residents; explaining procedures to them so there are no surprises.

We are renovation professionals who understand how important it is to restore the unit to its previous condition (Standard Unit) . Homeowners have the option to separately contract our renova-tion division to take the opportunity to to make improvements to the unit, without disrupting the Kitec replacement schedule for the building.

CDC maintains:

A $5-million liability insurance policy

WSIB clearance document

City Licenced master plumbers and plumbing contractors

City Licensed Renovation Contractors

Uponor training certificates

Limited two-year CDC Warranty on workmanship

Bonding up to $2-million available if required

5. Peace of Mind, Certified.

When the project is completed, you will have the pleasure of communicating to the homeowners that all units have had plumbing replaced. All parties will have benefited by staying informed and involved through the entire process.

In taking a proactive approach to Kitec remedi-ation, you are facing an opportunity to improve relations and work together for the benefit of the entire community. Providing a high level of customer service toward the homeowners means offering:

• Empowerment through due diligence and thorough research.

• Information, thorough, clear communication and active listening.

• Empathy - keeping in mind the inconvenience and major expense to the homeowner.

The swift return to a Status Certificate that is Kitec-free is something to be celebrated; a big accomplishment of responsible management in your condo community’s history that shows how well your team came together to avoid disaster. You can all take a deep breath at the end and enjoy the knowledge that you protected everyone’s most valuable asset.

Email: [email protected]: 1.888.992.4232(4CDC) Phone: 905.712.1232 (1CDC) | Fax: 905.712.02325268 Parkwood Place, Mississauga, ON L5R 3G1

WWW.CDCKITEC.CA

REPLACEMENTFAN COIL UNIT

& MAINTENANCE

PARKING GARAGERESTORATION & WATERPROOFING

a comprehensive guide to kitec plumbing …cdckitec.com/wp-content/uploads/2017/11/kitec...2...

Documents